Your First 90 Days

From closing to a stabilised listing, in the order things actually have to happen. Most of the expensive mistakes in this course are timing mistakes, and this is the antidote.

Before closing

• Start the DBPR application. Six weeks is normal and it is your longest lead time.
• Register for state sales tax; open the county tourist tax account.
• Get the STR insurance policy quoted and scheduled to be live on the day you take title.
• Line up a cleaner and a backup cleaner.

Weeks 1–2 — make it legal and safe

• County business tax receipt and STR registration. City one too, if applicable.
• The life-safety list: pool barrier or alarms, smoke and CO alarms, extinguisher, egress. $200–$600 and it is not optional.
• Smart lock fitted. Noise monitor fitted.
• Name your responsible party, and make sure they actually agreed to it.

Weeks 2–5 — make it rentable

• Furnish. Budget $18K–$40K depending on size, and treat it as acquisition cost.
• Three-par linen, all white, one brand.
• Build the supply closet: two turns’ worth of every consumable.
• Professional photography. $400–$700, and the highest return on this page.
• Write the listing to match the house you actually have.

Got it? Now the part that tests your nerve.

Weeks 5–12 — the review ramp

• Turn on dynamic pricing with a floor and seasonal minimums on peak weeks.
• Set the four scheduled guest messages.
• File your first tax returns — including the zero ones.
• Walk the property yourself after clean one and clean two.
• Introduce yourself to the two closest neighbours and give them your mobile.

Day 90

You should have: every licence held and diarised for renewal, a cleaner and a backup, a vendor roster with agreed after-hours rates, eight to ten reviews, pricing on autopilot with a floor, and tax filings current.